Ahmedabad

What Cities Want ….. …… What Cities Can do Development Plan at Macro Level and

Town Planning Scheme at Micro Level

By : Ms. Neela Munshi

Senior Town Planner

Ahmedabad Urban Development Authority October 2012

Structure of Presentation

About Ahmedabad

Comprehensive Urban Planning

First Tier Planning Process

Second Tier Planning Process

Promoting Mobility Development Plan & Town Planning Scheme

Integrating Land use and Transportation

Integrated Multi Modal Public Transit System

Constraints

Success factors

About Ahmedabad

Delhi

4

Gujarat

Ahmedabad Urban Development Authority (AUDA)

Strategic Location

• Third Most urbanized State with 37.35 % of Urban Population as against 27.78% of India. • 167 Urban Local Bodies • Ahmedabad is 7th largest Urban Agglomeration in India. • Third Fastest Growing Cities in the World (Economically)

Ahmedabad Urban Development Authority (AUDA)-Region

• Sanand SIR • Changodar SIR. • Gandhinagar. • 5 Growth Centers. • Population – 6.5 million (2011)

6

Growth Trends: Spatial Growth 1850 - 2010

0

50

100

150

200

250

300

350

6 15

25

57

98

152

184

287

Growth of Ahmedabad from 1850 – 2008 (in KM2)

Demographic Trends

7

The Annual Growth Rate of AUDA is 3.61%

Comprehensive Urban Planning

Comprehensive Town Planning

• The Bombay Town Planning Act 1915: Provision of Town Planning Scheme

• Bombay Town Planning Act 1954 : The Provision of Development Plan added.

• Gujarat Town Planning & Urban Development Act,1976 Provision of Planning the Urban Development Area/ Authority.

TPS 2 Kankaria Sanctioned DP 1965

Sanctioned DP 2011

(AUDA)

GTP & UD Act 1976*

Development Plan

Town Planning Scheme

Stage I - Draft Scheme

Stage II -Preliminary

Scheme

Stage III - Final Scheme

Planning Process

* Gujarat Town Planning and Urban Development Act 1976

Macro Level Planning (City Level)

Micro Level Planning (Area level)

Development Plan

• New growth areas

• Land use Zoning

• Development control regulations

• Road network

• City level Infrastructure

T.P. Schemes

• Neighborhood level road network

• Land reconstitution

• Neighborhood level social and physical infrastructure

• Financing of neighborhood level infrastructure

• Provision of city level

infrastructure

• Permission to private buildings as per GDCR

• Provision of neighborhood level infrastructure

• Reconstitution of land holdings

• Provision of land for public uses

Concept of Development

First Tier

Second Tier

First Tier Planning Process

Development Plan

Sanctioned Development Plans

• 2nd Revised Development Plan under preparation

Ahmedabad

Municipal

Corporation

Development Plan

1965

Ahmedabad Urban

Development

Authority

Development Plan

1987

Ahmedabad Urban

Development

Authority

Development Plan

2002

Second Revised Development Plan 2021

Vision

15

“An Ahmedabad that is a livable, environmentally sustainable and efficient city for all its citizens; a city with robust social and physical infrastructure and a distinct identity; a globally preferred investment destination”

Accommodate and Direct Growth

Ensure Harmonious Development

Enhance Accessibility

(Prepare IMP)

Provide social Amenities

Improve and Protect

Environment

Protect the Vulnerable

Promote Economic Development

Protect Heritage Assets

Objectives and Strategies

16

Development Plan Procedure

• Data collection and Survey

• Studies and analysis

• Policy Formation

• Draft Development Plan preparation ( 3 years)

• Two or more times of Public Participation

• Submission of Development Plan for Sanction

• Sanction of Development Plan by State Government

• Implementation of Development Plan

Methodology of Development Plan

Development Plan

Data Collection Analysis of the Data Collected

Calculating of Future Demand

Projects for Implementation

Review of Past DP

Land Use Zoning

Development Control

Regulaitons

Future Land Requirements

Proposed Land Use Plan

DCR for Proposed Land Use

Public Consultation

Inferences of the Public

Consultations

Vision

Aims and

Objectives

Sectoral Mission Statements from

Objectives

Base Map Preparation

Collection of Cadastral , City

Survey Maps and Satellite Images

Integration and Error removal

Final Base Map

Submission of the Draft

Development Plan to Govt.

I II III IV

Use of GIS technology for the preparation of the Revised DP 2021

19

Participatory Planning Process

Key Govt Dept involve in Planning Process

UD & UHD- GoG, AUDA, AMC

State Govt. Departments

BISAG, GIDB, State RTO, R & B Dept, Health Dept., IndExtB, GIDC, GWSSB, SSNL, GSDMA, Statistical Bureau, GPCB, Institute of Engineers, GCCI, Irrigation Dept.

Central Govt. Departments

Census of India, Survey of India, ISRO, Central Ground Water Board, UDD GOI, NRSA, Dept of Railway, DFC, AAI, NHAI

Educational and Research Institutes

IIM, CEPT, Nirma, ATIRA, PRL, Mudra, NGOs

Participatory Planning involves:

Second Tier Planning Process

Town Planning Scheme (Self Financing Mechanism)

Land Developed by:

• Appropriating portion of the land from the original land

• Providing regular shaped plots with proper access

The Concept – Town Planning Scheme

Town Planning Scheme (Criteria & Contents)

Town Planning Scheme may be prepared for any land which is

• in the course of development

• likely to be used for residential or commercial or industrial or for building

purposes

• already built upon

Contents of Town Planning Scheme

• laying out or relaying out of land

• lay-out of new streets or roads, bridges and underpass

• reservation of land for roads, open spaces, gardens, recreation grounds,

schools, markets, green-belts, dairies, transport facilities, public purposes of all

kinds

• Laying of Water Supply, Drainage and Lighting

• preservation of historical or national interest or natural beauty, and of buildings

actually used for religious purposes ;

Town Planning Scheme Procedure Draft Town Planning Scheme

• Two times Public Participation

• Submission of Draft Town Planning Scheme

Sanction of Draft Town Planning Scheme by State Govt.

• Appointment of Town Planning Officer

• Split the Scheme into Preliminary and Final Scheme

Preliminary Scheme (Contains Physical Planning)

• Personal Hearing to every individual land owners / affected persons

• Final Decisions by the Town Planning Officers in terms of Physical

Planning

• Submission of the Preliminary Scheme to the State Govt.

Final Scheme (Contains Fiscal Planning)

• Personal Hearing to every individual land owners / affected persons

• Final Decisions by the Town Planning Officers in terms of Fiscal

Planning

• Submission of the Preliminary Scheme to the State Govt.

Implementation of Town Planning Scheme (3 Stages)

3 Amendments in Act for rapid implementation of the Town Planning Scheme

Town Planning Scheme Procedure

- Physical Planning

Delineation of Town Planning Scheme Area

Town Planning Scheme-25

Each survey no. is given a separate original plot no. (OP no.) Value of the OP is assessed on the basis of recent sales transactions

Town Planning Scheme-25

Original Plot Earmarking

Superimposing DP Road Network

Roads proposed in the Sanctioned DP are over layed.

Town Planning Scheme-25

Preparation of Neighbourhood level Road Network

Town Planning Scheme Roads proposed in accordance with the adjoining Town Planning Scheme Road Network.

Town Planning Scheme-25

Town Planning Scheme-25

Demarcation of Public Purpose Plots

Reconstitution of Final Plots. Town Planning Scheme-25

• 10 % for Socially and Economically Weaker Section

• 15 % for Roads

• 5 % for parks, playgrounds, garden and open space.

• 5 % for social infrastructure such as schools, dispensary, fire brigade, public utility place

• 15 % for sale by appropriate Authority for residential, commercial or industrial use

Mosaic of 7 Town Planning Schemes

TPS-25

Town Planning Scheme Procedure

- Fiscal Planning

Original Plot Value

Original Plot Value has been derived from last 5 years Sales records from the Date of

Declaration of Intention

Town Planning Scheme-25

Semi Final Value is a value of Final Plot allotted on respective Original Plot

Semi Final Plot Value

Town Planning Scheme-25

Final Value incremental value (Imaginary value of serviced plot)

Final Plot Value

Town Planning Scheme-25

Prescribed Form for Financial Calculations ( F Form)

Prescribed Form for Financial Calculations (G Form)

Total Expenditure

Total contribution u/s 79

Net Cost to Authority a-b

50 %

Expenditure for Infrastructure services are estimated and Total cost of Scheme calculated .

Agricultural Raw Land to ……(Image of 2001)

….. Urbanized Developed Land (Image of 2011)

Town Planning Scheme :

An Efficient and Effective Tool To Implement Development Plan

Implementation of Development Plan Through Town Planning Scheme

An Effective Implementation of Development Plan Through Town Planning Scheme under 1915, 1954 and 1976 Acts.

City Infrastructure through TPS (EWSH) Uniform and balanced distribution

Ranip Vastrapur

Nandanvan Gokul Varjnagari

Sardarnagar

Gopal

Murlidhar

City Infrastructure through TPS (EWS Housing)

Development of Gardens and Lakes through TPS

Uniform and balanced distribution

Vastrapur Lake and Garden, Ahmedabad

Bodakdev Lake, Ahmedabad

Development of Gardens and Lakes through TPS

Chandlodia Lake, Ahmedabad

Motera Lake and Garden, Ahmedabad

City Infrastructure through Town Planning Scheme

Sports Complex

Land Availed for Schools and Playground

49 49

Uniform and balanced distribution

Implementation of DP Through TP Scheme

Zoned Area Zoned area Implemented Through TPS

Zoned area to be Implemented

Physical Implementation

319.76 283.97

(88.80%) 35.79

(11.20%)

(Area in sq.km.)

Sr. No.

Infrastructure Component

Estimate of proposed work under RDP-2011

Actual Work done/under process

Length in Km. / Area in Sq.

Mt./ Numbers

Estimated Cost

Rs. In Cr.

Length in Km./ Area in

Sq. Mt./ Numbers

% (Physical)

Total Exp. Rs.

In Cr.

% (Financial)

1 Roads and Street light 1471.9 Km) 1412.26 985 89.58 834.09 67.36

2 Bridges, Fly – overs, etc. 13 Num. 202.5 17 No. 131.00 157.46 77.76

3 Physical Infrastructure 434.43 Sq.km. 674.25 206.54 47.54 272.01 39.38

4 Open Spaces/ Garden 725 Hct. 145 57.95 Hct. 7.99 27.38 18.88

5 Treatment Plants (WTP &

STP) -- -- 585 MLD -- 249.73 --

6 Social Infrastructure -- -- -- -- 304.23 --

Fiscal Implementation -- 2434.36 -- -- 1844.9 75.78

Urban Mobility

‘Accessible Ahmedabad’ – integrate city structure and transport system towards greater

accessibility, efficient mobility and lower carbon future.

The vision focuses on:

• Reducing need for travel

• Reducing the length of travel

• Reducing automobile dependence

Vision for Mobility

Neighborhood level Road Network through Town Planning

Scheme

Road Network (Through Town Planning Schemes)

Town Planning Schemes

Network Topology

Arterial Road Sub Arterial Road Feeder Road Neighborhood Road

Mobility Scenario in Ahmedabad

Existing Public Transit System (2010)

• Ahmedabad Urban Development Authority

– Ahmedabad Municipal Transport Services (AMTS)

– Bus Rapid Transport Service

– Para Transit Service (Private)

• Regional area

– GSRTC

– Private operators

– Regional rail

AMTS ( Ahmedabad)

Total Network 549 kms

Avg Passenger/day 0.94 Million

Fleet Size 1010

No of Bus stops 543

Avg Trip Length 7.7 km

• Large no of Buses in Ahmedabad were converted to CNG

• All school buses converted to CNG

Chandkheda

Naroda

village

Odhav

Bopal

Narol

Kalupur Rly.

Stn.

Maninagar Rly.

stn.

Sola RoB

Shivranjani Nehrunagar

AEC

Naroda

Soni ni

chaali

Ahmedabad

Airport. Naroda GIDC

Odhav

Industrial

estate

Vatva

Industrial

estate

Gandhigram

Rly. stn

Sabarmati Rly. stn

Gujarat University

RTO

BRTS (Ahmedabad)

Phase 1 corridors (58 kms.)

Phase 2 corridors (30.5 kms.)

Total Network 85 km (operational)

Avg Passenger/day 0.12 Million

Fleet Size 75

Area Coverage 182

Avg Trip Length 6.92

Interventions in Para Transit

All auto rickshaws registered before 1991 were scrapped

Auto rickshaws registered after 1991 were converted to CNG

State, district and local administration helped in loan procurement

45 CNG stations were set up in Ahmedabad in PPP mode

Today Ahmedabad has 60,000 CNG auto rickshaws

Interventions in Para- Transport

Improved air quality: Reduction in RSPM level from 198microgram /m3 to 82microgram/m3 by 2008

GSRTC- Regional Public Transport System

Total Network 2110 km

Total No of Routes 40

Avg Passenger/day 57,340 * (arriving at CBS)

Fleet Size 8000

No of Bus stops 31

Private Bus Routes

Service Point to Point

Timing 9 am- 12 pm 5 pm- 9 pm

Daily Passengers Arrival : 35,000-40,000 Departure: 35,000-40,000

No of buses per day

1000

Private Bus Operator (2010)

Railway

Total Length 376.9 km

No of stations 28

Total rail passengers Ahd 0.15 Mn/day

Major Railway Station for Passenger Movement

Integrating Land Use and Transportation

Revised Development Plan 2021

Density – 150 persons/ha Area - 666 sqkm

Density – 125 persons/ha Area - 800 sqkm

Urban Growth Scenario

66

Three tier development approach

67

A regional plan functioning for integrating the main city and surrounding nodes/towns. Developing Freight Corridors for the Specially developed zones

A Compact City Plan Developing strong ring and radial as city wide network; While community forms a grid network Developing Radials as transit ready streets Promoting NMV transit

A plan for the nodes to develop as towns of high quality residential/activity areas comparable to that of Ahmedabad.

REGIONAL PLAN Greater Ahmedabad Region

URBAN PLAN Ahmedabad -Gandhinagar City

NODAL PLANS e.g. Sanand

Landuse Transport Integration- 1st Time in India

68

Sanand SIR

Bechraji

Towards Kandla

Port

DFC corridor

Development of New section (45 km)

Freight corridor (120 Km) connecting-Bechraji, Viramgam SIR, Tata Nano, Changodhar SIR, Dholera SIR to Kandla and Mundra Port. Freight Corridor connecting Kandla Port

Regional Network

Towards Vadodara Towards Bhavnagar

Towards Chotila

Towards Palanpur Towards Mehsana

Towards Himmatnagar

Towards Godhra

Viramgam SIR

Viramgam

Mehemdabad

Prantij

Tata Nano

Changodhar SIR

Kadi

Bechraji

Kheda

Kalol

Sanand

Dehgam

Dholka

Freight corridor

Regional Roads

DFC corridor

Regional Radials Urban Bypass

Road Network Plan – Regional Network

69

Integrated Multi Modal Public Transit System

Phase I

Phase II

Phase III

Phase IV

Proposed transit network and BRT phasing

Urban Transit Connectivity

• Intensification in the

form of Increased FSI

• Buffer surrounding the

Transit Corridors

•Connecting of Nodes

through Public Transport

New Activity centers

Redevelopment

Industrial

Logistic

Institutional

Integrated Multi Modal Transit System

Proposed Activity Nodes

Constraints

Constraints and Limitations

• 2 Tier Planning Process (Urban and Neighborhood Level) –

3rd tier missing -Regional Level Planning Process

• Overlapping effect of land pertaining laws

• Less emphasis on mobility in Development Plan

• Inadequate Provision of Affordable Housing

• Need Guidelines for Urban Design

Success Factors

Success Factors • Effective tool for Implementation of Development Plan / Master Plan in Stipulated Time

Frame

• More Planning vs. more often planning- Opportunity to improve upon

• Technical vs. collaborative activity

• Win - Win Situation for Land Owners, Government and Beneficiaries

• Self Financing Mechanism

• Proven and accepted Mechanism through almost 100 years

• Flexible Mechanism for Planning and Resource Mobilization

• All Plots having Accessibility and Services

• Hierarchical Road Networks within City and better linkages with Region

• Improved Environment (for air quality from 4th to 43rd polluting city in India)

• Preservation of Heritage and elements of Natural Beauty

HYDERABAD BANGALORE AHMEDABAD

Population Density (Urban Built in persons/ha ) 105 94 174

Population Density (Urban Sprawl in persons/ha) 63 59 156

Compactness index 0.60 0.63 0.90

Arterial road Density 1.47 1.40 1.85

Public transport Use 48% 51 22%

NMV Use 21% 24% 32%

Trip Length (total) km 10.5 11 5.7

Vehicle km/capita 10.81 8.90 6.4

Road fatalities per 518 865 263

POPULATION (Million) 8.0 8.0 6.5

Comparison with Cities

Our Ahmedabad……Accessible Ahmedabad

Our Ahmedabad……Accessible Ahmedabad

Our Ahmedabad……Towards Green Ahmedabad

Our Ahmedabad…Efficient Ahmedabad

Thank you